Clarifications and Policy Changes in response to LUCE comment letters 5-10 V5

Jing.Yeo

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¾¾Text Clarifications and Policy Changes in Response to Comments received on the Draft LUCE May 14, 2010  In addition to comments on the EIR and verbal comments during Planning Commission and City Council study sessions, written comments were received on the Draft LUCE document from:  1. Santa Monica Auto Dealers Association 2. Santa Monica Chamber of Commerce 3. Community Corporation of Santa Monica 4. Saint John’s Health Center 5. Santa Monica Landmarks Commission and Santa Monica Conservancy 6. Comments received on the City Yards 7. Crossroads School of the Arts and Sciences 8. Main Street Merchants Association 9. Policy changes from LUCE EIR  While the Draft LUCE establishes much more detailed prescriptive standards than prior General Plan elements, some comments suggest that a number of policies in the LUCE should provide additional implementation criteria.  The General Plan is considered the constitution for future development whereas the Zoning Ordinance is considered the primary means for implementing the General Plan.  Consistent with this hierarchy, the Zoning Ordinance will provide for greater specificity, detail and refinement than is provided in the General Plan to implement the LUCE goals and policies after it is adopted.  This also allows the needed flexibility so the implementing regulations of the Zoning Ordinance can be refined and adjusted as new issues, uses and technologies evolve over time.    Nevertheless ...

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• Publié par: Cheyr
• Nombre de lectures: 45
• Langue: Español

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Text  Clarifications  and  Policy  Changes  in  Response  to   Comments   received   on   the   Draft   LUCE   May   14,   2010     In   addition   to   comments   on   the   EIR   and   verbal   comments   during   Planning   Commission   and   City   Council   study   sessions,   written   comments   were   received   on   the   Draft   LUCE   document   from:     1.   Santa   Monica   Auto   Dealers   Association   2.   Santa   Monica   Chamber   of   Commerce   3.   Community   Corporation   of   Santa   Monica   4.   Saint   Johns   Health   Center   5.   Santa   Monica   Landmarks   Commission   and   Santa   Monica   Conservancy   6.   Comments   received   on   the   City   Yards   7.   Crossroads   School   of   the   Arts   and   Sciences   8.   Main   Street   Merchants   Association   9.   Policy   changes   from   LUCE   EIR     While   the   Draft   LUCE   establishes   much   more   detailed   prescriptive   standards   than   prior   General   Plan   elements,   some   comments   suggest   that   a   number   of   policies   in   the   LUCE   should   provide   additional   implementation   criteria.    The   General   Plan   is   considered   the   constitution   for   future   development   whereas   the   Zoning   Ordinance   is   considered   the   primary   means   for   implementing   the   General   Plan.    Consistent   with   this   hierarchy,   the   Zoning   Ordinance   will   provide   for   greater   specificity,   detail   and   refinement   than   is   provided   in   the   General   Plan   to   implement   the   LUCE   goals   and   policies   after   it   is   adopted.    This   also   allows   the   needed   flexibility   so   the   implementing   regulations   of   the   Zoning   Ordinance   can   be   refined   and   adjusted   as   new   issues,   uses   and   technologies   evolve   over   time.       Nevertheless,   the   following   responses   provide   clarification   on   provisions   already   in   the   Draft   LUCE   and   in   some   instances,   changes   to   text   or   policies   in   the   Draft   LUCE   have   been   made.    These   are   indicated   with   underlined   text.     1.   Santa   Monica   Auto   Dealers   Association   and   Santa   Monica   Chamber   of   Commerce:   ¾   The   LUCE   proposes   discretionary   review   to   approve   projects   over   the   base   height   and   FAR   up   to   the   maximum   35   foot   height   and   1.5   FAR,   the   same   height   and   FAR   allowed   in   Interim   Ordinance   2264.   The   LUCEs   discretionary   threshold   is   less   restrictive   than   Interim   Ordinance   2264s   discretionary   review   threshold.    The   LUCE   also   proposes   a   ministerial   process   when   detailed   design   standards   are   adopted   for   the   urban   auto   dealer   format   described   in   the   20th   Street   to   Lincoln   Boulevard   section   of   the   Santa   Monica   Boulevard   description   on   page   2.4 ‐ 14   (Chapter   2.4   Boulevards).    Application   by   auto   dealers   wishing   to   redevelop   and   expand   their   dealership   before   the   urban   auto   dealer   format   standards   are   refined   and   codified   will   be   processed   with   a   discretionary   process   that   will   include   review   of   the   design   for   consistency   with   the   LUCE.     ¾   The   following   modifications   to   development   parameters   and   text   clarifications   are   recommended:   

 

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o  Pages  2.1 ‐ 36  Modify  Development  Parameters  for  General  Commercial  (Santa   Monica)   ƒ   Tier   1 ‐ Base   Height   The   base   height   in   the   General   Commercial   portion   of   Santa   Monica   Boulevard   is   25   32   feet   (2   stories)   with   a   1.25   FAR.   For   purposes   of   calculating   FAR,   The   FAR   of   below   grade   auto   dealer   facilities   shall   be   excluded   does   count   toward   allowed   FAR   and   rooftop   parking/automobile   storage   shall   be   is   discounted   by   50%.   calculated   at   50   percent   of   actual.   Residential   use   is   discouraged.    o   Page   2.1 ‐ 32   Modify   text   for   Mixed   Use   Boulevard   Low   (Santa   Monica   and   Broadway)   ƒ   To   meet   the   changing   demand   for   automobile   sales   uses,   existing   automobile   dealers   shall   be   allowed   to   expand   using   the   urban   auto   dealership   format   described   in   the   20th   Street   to   Lincoln   Boulevard   section   of   the   Santa   Monica   Boulevard   description   (on   page   2.4 ‐ 14),   and   in   a   manner   that   is   respectful   of   their   surrounding   neighbors.   Auto   dealers   that   do   not   expand   are   encouraged   to   transform   their   dealerships   into   the   urban   auto   dealership   format   which   contributes   to   Santa   Monicas   urban   form   with   multi ‐ story   buildings   built   to   the   street   and   parking   in   structures   at   the   rear   or   underground.    For   purposes   of   calculating   FAR,   below   grade   auto   dealer   facilities   shall   be   excluded   and   rooftop   parking/automobile   storage   shall   be   discounted   by   50%.    The   existing   auto   dealer   parking/automobile   storage   use   on   Broadway   may   continue,   but   dealerships   are   encouraged   to   move   parking/storage   on ‐ site   when   they   convert   to   the   multi ‐ story   urban   auto   dealer   format.     o   Page   2.1 ‐ 34   Modify   text   for   Mixed   Use   Boulevard   (Wilshire   and   Lincoln)   ƒ   Existing   automobile   dealerships   may   continue   or   be   revitalized   using   the   urban   auto   dealership   format   described   in   the   20th   Street   to   Lincoln   Boulevard   section   of   Santa   Monica   Boulevard.    Existing   automobile   dealers   shall   be   allowed   to   expand   using   the   urban   auto   dealership   format   described   in   the   Strategic   Approach   for   20th   Street   to   Lincoln   Boulevard   on   Santa   Monica   Boulevard   (Chapter   2.4   Boulevards),   and   in   a   manner   that   is   compatible   with   the   surrounding   neighborhood.   Auto   dealers   that   do   not   expand   are   encouraged   to   upgrade   their   dealerships   into   the   urban   auto   dealership   format,   which   contributes   to   Santa   Monicas   urban   form   with   multi ‐ story   buildings   built   to   the   street   and   parking   in   structures   at   the   rear   or   underground.    For   purposes   of   calculating   FAR,   below   grade   auto   dealer   facilities   shall   be   excluded   and   rooftop   parking/automobile   storage   shall   be   discounted   by   50%.   ¾   The   LUCE   supports   auto   service/storage   in   the   Industrial   Conservation   District   (Policy   D27.5)   and   west   of   20 th   Street   on   Colorado   Boulevard   (Policy   B14.4),   but   recommends   new   auto   sales   facilities   to   be   located   on   Santa   Monica   Boulevard   between   Lincoln   Boulevard   and   20 th   Street.    However,   limited   car   sales   could   be   allowed   at   existing   service   facilities   pursuant   to   a   discretionary   process.   o   Modify   Policy   B14.4   to   read:  

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ƒ  Maintain  service/storage  facilities  for  automobile  dealerships  as  permitted  uses   west   of   20th   Street.    A   discretionary   approval   process   may   be   implemented   to   authorize   auto   sales   at   existing   dealership   service   and   storage   facilities.   Santa   Monica   Chamber   of   Commerce:     ¾   Height   in   Non ‐ Residential   Districts   o   The   Mixed   Use   Boulevard   designation   requested   by   the   Chamber   was   initially   proposed   for   the   eastern   portion   of   Santa   Monica   Boulevard.    The   proposed   Mixed   Use   Boulevard   Low   designation   is   based   on   extensive   public   hearing   discussions   of   the   Strategy   Framework.   o   Portions   of   Pico   Boulevard   that   have   enough   depth   to   physically   be   developed   per   the   Mixed   Use   Boulevard   Low   designation   are   in   that   classification.    However,   most   parcels   have   similar   size   and   access   constraints   to   Lincoln   Boulevard   and   are   best   suited   for   the   Neighborhood   Commercial   designation.   o   Clarification   to   Goal   HP2   will   address   concerns   that   discretion   is   available   to   approve   additional   height   if   necessary   to   accommodate   the   preservation   of   on ‐ site   historic   resources.    This   issue   is   addressed   in   the   Landmarks   Commission/Santa   Monica   Conservancy   comments,   below.   o   For   the   Bergamot   and   Mixed   Use   Creative   districts,   the   Chamber   recommends   additional   height   should   be   allowed   if   reasonably   necessary   to   accommodate   publically   accessible   open   space,   provided   the   additional   height   is   setback   a   reasonable   distance   from   the   street   front   and   residential   zoning   district.    The   Chamber   is   also   concerned   that   the   standards   for   Wilshire   Boulevard   are   overly   restrictive.    The   letter   tentatively   suggests   that   the   Tier   1   base   allow   2   stories   of   commercial   or   three   stories   for   mixed ‐ use   projects.   ƒ   These   development   standards   were   developed   through   an   extensive   community   process   that   was   intended   to   provide   the   community   the   greatest   ability   to   shape   urban   form   and   to   require   meaningful   community   benefits   from   new   development.    In   addition,   the   building   heights   and   intensities,   particularly   along   the   boulevards,   were   intended   to   balance   the   ability   for   property   owners   to   have   viable   projects   with   the   need   to   provide   a   reasonable   measure   of   certainty   that   adjacent   neighborhoods   and   residential   properties   are   protected      one   of   the   fundamental   principles   of   the   LUCE.   o   Add   a   bullet   to   the   General   Commercial   Development   Parameters   for   Lincoln   Boulevard   to   read:   ƒ   On   Lincoln   Boulevard   south   of   I ‐ 10,   existing,   moderately ‐ priced   motels   should   have   no   limitation   on   the   number   of   stories   so   long   as   they   comply   with   established   height   limits.   o   For   clarity,   the   LUCE   does   not   limit   the   number   of   stories   for   residential   or   hotel   projects   so   long   as   they   comply   with   the   height   limit   in   commercial   districts.   ¾   LUCE   Tiering   Structure   and   As ‐ Of ‐ Right   Development   o   The   Chamber   does   not   appear   to   endorse   the   community   benefit   tier   structure   of   the   LUCE.     ƒ   The   community   benefit   tier   structure   is   a   central   feature   of   the   Draft   LUCE   and   is   intended   to   ensure   that   buildings   above   the   base   height   will   provide   significant  

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community  benefits.   It  is  designed  to  enable  the  community  to  have  the  greatest   opportunity   to   shape   urban   form.   ¾   Density   o   Except   for   portions   of   Santa   Monica,   Lincoln   and   Pico   Boulevards   discussed   above,   the   Chamber   generally   supports   the   FARs   in   the   draft   LUCE.   ¾   Design   o   Where   the   LUCE   uses   specific   design   standards,   such   as   a   25   foot   street   wall   facing   most   boulevards,   it   also   specifies   that   rooflines   need   to   be   varied,   buildings   need   to   be   articulated   with   offsets,   projections,   and   setbacks   to   achieve   well   designed   buildings.    Accordingly,   the   LUCE   requires   design   flexibility   that   will   be   refined   and   implemented   through   the   Zoning   Ordinance.    The   issue   of   design   flexibility   is   also   addressed   in   the   Architectural   Review   Boards   comments,   below.   ¾   Housing   o   The   Chamber   recommends   doubling   the   floor   area   devoted   to   housing   in   favor   of   the   FARs   identified   in   the   LUCE.    The   existing   FAR   structure   in   the   Downtown   District   is   based   on   a   doubling   of   floor   area   devoted   to   residential   use.   ƒ   Add   new   text   to   Downtown   Core   Development   Parameters   on   Page   2.1 ‐ 44   (Chapter   2.1   Land   Use   Policy)   to   read:    The   height   and   FAR   along   with   other   development   standards   such   as   setbacks   and   step   backs   for   the   Downtown   designation   will   be   determined   through   a   Specific   Plan   process.    The   new   Downtown   Specific   Plan   should   consider   and   evaluate   the   continuation   of   the   existing   50%   floor   area   discount   for   residential   uses   in   locations   where   it   will   be   compatible   in   mass   and   scale   with   adjacent   development.    Prior   to   the   completion   of   a   new   Downtown   Specific   Plan,   the   existing   Bayside   District   Specific   Plan   and   applicable   land   use   designations   will   apply.   o   A   flexible   approach   to   workforce   housing   that   focuses   on   unit   type,   marketing/outreach   (occupancy   by   local   workers)   and   not   unit   pricing   or   occupant   income.   ƒ   Add   text   to   last   paragraph   on   Page   3.3 ‐ 10   (Chapter   3.3   Housing)   to   read:    When   the   City   develops   a   workforce   housing   program   as   part   of   implementing   ordinances,   factors   to   be   considered   may   include   local   workforce   preference   and   unit   type,   size   ,   and   mix   in   addition   to   conventional   thresholds   such   as   income   eligibility   and   rent/sales   price   restrictions.   o   A   flexible   approach   to   affordable   housing   incentives   including   allowing   the   payment   of   affordable   housing   fees   used   to   provide   affordable   housing   off ‐ site.    ƒ   The   LUCE   does   not   change   the   Citys   existing   Affordable   Housing   Production   Program,   which   allows   fulfillment   of   affordable   housing   obligations   through   payment   of   affordable   housing   fees   for   all   projects   in   commercial   districts,   rental   projects   in   multi ‐ family   districts,   and   ownership   projects   in   multi ‐ family   districts   of   less   than   4   units.    While   the   LUCE   contains   many   policies   that   support   the   Housing   Element,   and   paying   affordable   housing   fees   is   consistent   with   current   policy,   affordable   housing   production   policy   is   best   placed   in   the   Housing   Element   to   ensure   consistency   between   the   elements.     ¾   Auto   Dealers :   Comments   regarding   auto   dealer   uses   are   coordinated   with   the   Santa   Monica   Auto   Dealers   Association   comments,   above.   Page   4   of   15